500 E Sagola Ave · Breitung, MI 49801

$149,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 4 Days on market

Built 1925 5,662 sqft lot Est $159k · 6% under

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +10.1/15.0
• Cash flow +9.7/30.0
• Schools +4.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready, this well-maintained home is located in a comfortable neighborhood and offers a perfect blend of character and comfort. Inside, you'll find bright, inviting living spaces, updated finishes, and a functional layout that feels like home the moment you walk in. Whether you're looking for your first home or an investment opportunity, this property is ready for its next owner!

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected; Natural gas connected; Public water; Public sanitary sewer
• Home design: Residential property; 1 1/2-story structure; Built in 1925; Road frontage
• Construction: Cement siding exterior; Stone foundation; Built in 1925
• Exterior features: Cement siding; Front porch; Outbuilding: detached garage

Interior

• Kitchen: Kitchen roughly 12 x 13
• Bedrooms: First-floor bedrooms (three on the first level); One bedroom on the second level; Bedroom sizes include approximately 10 x 5, 10 x 7, 10 (width), and 15 x 6
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (located on the first floor)
• Heating & cooling: Forced-air heating; Ceiling fans for cooling; Gas water heater
• Interior features: Hardwood floors; Basement (stone)
• Laundry & utility: Washer and dryer included; Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (33.1% below list).
• Recommended offer: $100k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Breitung Township School District (town): math 39% / reading 55% proficiency, ranked #130 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dickinson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,270 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $158,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Withworth Ave	0.09mi	2/1.0 (-1)	1,101 (-4%)	11mo	$118,400	$108	74
609 Eskil Ave	0.23mi	3/1.5	1,300 (+13%)	1mo	$146,000	$112	65
2216 S Carpenter Ave	0.50mi	3/1.0	1,232 (+7%)	1mo	$176,000	$143	64
624 E Breitung Ave	0.17mi	2/1.0 (-1)	1,056 (-8%)	11mo	$65,000	$62	64
421 E Sagola Ave	0.08mi	3/1.0	988 (-14%)	14mo	$98,500	$100	61
840 Superior Ave	0.64mi	4/1.5 (+1)	1,166 (+1%)	7mo	$45,000	$39	55
928 Ford St	0.51mi	3/1.0	1,025 (-11%)	8mo	$146,500	$143	51
601 W Breen Ave	0.56mi	2/2.0 (-1)	1,056 (-8%)	9mo	$229,000	$217	43
224 Hooper St	0.66mi	4/2.0 (+1)	1,091 (-5%)	11mo	$193,500	$177	42
141 Pinehurst St	0.57mi	3/1.0	980 (-15%)	9mo	$135,000	$138	41
232 E Hoadley Ave	0.49mi	2/2.0 (-1)	1,316 (+14%)	10mo	$191,900	$146	36
324 Doraland St	0.74mi	3/2.0	1,014 (-12%)	11mo	$135,000	$133	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-30,615
• Equity at exit: $22,351

10-year hold

• IRR: -14.6%
• Equity multiple: 0.17×
• Total profit: $-35,010
• Equity at exit: $12,961

Cash invested: $41,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49801

• Home prices YoY: -27.8%
• Active inventory: 72
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-98

Break-even live

Break-even rent $1,127

Max offer price $132,563

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $149,900 Active 4 DOM
2. 2026-06-17
   days on market $149,900 Active 3 DOM
3. 2026-06-16
   days on market $149,900 Active 2 DOM
4. 2026-06-15
   remarks 402-char remark
5. 2026-06-15
   listed $149,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $501 · $42/mo
• Projected year-2 tax: $1,405 · $117/mo
• Expected delta: +$904/yr (+$75/mo · 180.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,032
• − Mortgage interest: −$8,397
• − Property taxes: −$501
• − Insurance: −$750
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$4,361
• Taxable loss: −$3,900
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $-242/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Breitung Township School District
• NCES district ID: 2606720
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $45,413
• Composite: 39.8/100
• National rank: #3878
• State rank: #130 of 540 in MI

Livability — Breitung

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,606

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Native American 1%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 191.087
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+30.3% since first listed

8 events — show timeline

• 2026-06-14 Listed $149,900 MiRealSource-MiMLS
• 2026-06-14 Listed $149,900 UPAR
• 2026-03-18 Listing Removed — MiRealSource-MiMLS
• 2025-12-12 Price Changed $150,000 MiRealSource-MiMLS
• 2025-12-11 Price Changed $150,000 UPAR
• 2025-09-17 Listed $159,900 MiRealSource-MiMLS
• 2025-09-17 Listed $159,900 UPAR
• 2022-09-16 Sold (Public Records) $115,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $501 · -31.1% YoY. Source: county tax records.